This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 1-bathroom apartment of 119 m² on the 2nd floor, built in 1982, energy rating D. Located on rua 7, Santo António da Charneca parish, Barreiro municipality, Setúbal district. Unique Feature: This apartment includes a dedicated garage space, providing secure parking which is a rare benefit in a central location like Santo António da Charneca, Barreiro.
The valuation. The asking price of €290,000 sits €8,322 (3.0%) above the fair value of €281,678, indicating a valuation that is reasonable based on market standards. This suggests that the property is well-priced for its condition and location.
Fair value modelled at €281,678 from 6 comparable sales in the area. Asking €290,000 sits €8,322 (3.0%) above — overpriced versus fair value.
Asking €290,000 versus the rua 7 area baseline of €279,796 (€2,351/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €279,796, adjusted for condition and micro-location, gives a modelled fair value of €281,678 (€2,367/m²), a €8,322 (3.0%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 7 | Subject | €290,000 | €2,437 | — | 60 | 68 |
| Baixa da Banheira e Vale da Amoreira · 19f634 | Active | €284,000 | €2,448 | 0.5% | 65 | 69 |
| rua Eça de Queirós S / N | Active | €219,900 | €2,315 | 5.0% | 55 | 62 |
| rua 14 | Active | €225,000 | €2,419 | 0.7% | 70 | 72 |
| Baixa da Banheira e Vale da Amoreira · 438eec | Active | €250,000 | €2,212 | 9.2% | 65 | 68 |
| Median comp | €237,500 | €2,367 | 2.9% | 65 | 69 |
Long-term rental This property offers a gross yield of 3.5%, indicating a reasonable return for investors looking for stable income. With a fair value of €281,678, priced at €290,000, the investment aligns with local rental demand in a growing area. Family rental Given the proximity to amenities and schools in Lisbon, this property is well-positioned to attract long-term family tenants. The fair valuation suggests that while it may not be a bargain, it holds potential in a family-friendly neighborhood that supports long-term occupancy. Buy-and-hold With its fair value assessment and a yield of 3.5%, this apartment presents a solid buy-and-hold opportunity in a market bolstered by Lisbon's proximity. Investors can expect stable appreciation over time, although the purchase price slightly exceeds fair value, indicating caution is warranted. Short-term vacation rental This property is not ideal for short-term vacation rentals due to the area’s residential nature and lack of direct tourist appeal. Furthermore, with its current pricing, the apartment does not justify the logistics and management costs associated with short-term leasing. Student housing Targeting student housing appears unsuitable in this instance as the property is not located within a central university district. Additionally, the current valuation suggests a lack of competitive advantage for attracting student tenants. Luxury market In the context of the luxury market, this apartment does not align with high-end properties typically expected in that segment. The current pricing indicates it is positioned more for families or long-term renters than luxury buyers.
Potential Tenant Turnover Risk The combined economic stability score of 70 and tenant stability score of 65 suggest a moderate risk of tenant turnover, which could impact cash flow and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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